Agenda - 01-22-2015 - 6a - Laserfiche WebLink

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19 1 in the towns you could provide services and have infrastructure, and then have the more rural 2 area beyond that, where you do not have the infrastructure of water and sewer. She said this 3 meant you had to rely on the carrying capacity of the land in the rural buffer. She said the goal 4 is to keep farmers farming, and the question is how to do this without turning the rural buffer 5 into something that is urban or commercial and without putting uses in the rural buffer that need 6 water and sewer. 7 Town Commissioner Hallman left at 9:55 8 Commissioner Gordon said it makes sense to do something that is a little more 9 measured. She thinks Carrboro's intent with the sunset clause was to take things slowly to see 10 what happens. She said that was a good motivation, but there are reasons not to have the 11 sunset provision. She said you need to look at the uses allowed by right, by special use permit, 12 and by conditional zoning. She said the proposed uses allowed by right are fine in the rural 13 buffer, and the uses allowed by special use permits have special standards which is also fine. 14 She said the problematic uses are those allowed through conditional zoning. 15 Council Member Harrison left at 9:59pm. 16 Commissioner Gordon said the concern is with a use that goes into the rural buffer and 17 is so intense that it should not be served by a groundwater and septic system. She said 18 Carrboro has identified some of these more intense uses. She recommended leaving out the 19 more intense uses identified by Carrboro, any other intense uses that do not belong on a 20 groundwater and septic system, and those uses with no specific standards or definition. She 21 said the category of use called "agricultural services uses" is a catch -all category and she 22 believed that this use should also not be in the rural buffer. She said that even without these 23 uses, adding the other agricultural support enterprises would still give the farmers a lot of 24 opportunity to farm. 25 Commissioner Gordon recommended that Carrboro should to go back and re -visit this 26 issue, and Chapel Hill should have a more in -depth discussion as well. She said the boards 27 could go through and look carefully at all of the uses. She believes the uses allowed by right 28 and by special use permits in the general use zoning districts are probably fine. She said 29 Carrboro has added some language to the land use plan and the joint planning agreement that 30 should be considered. She said there is a way to allow some additional uses in the rural buffer 31 without allowing everything that has been proposed. She said there is a difference between 32 rural and urban, and land uses in the rural area should only need septic systems and 33 groundwater supplies. 34 Town Commissioner Lowen left at 10:00pm. 35 Chair Jacobs said Maple View Farms is really where this whole Agricultural Support 36 Enterprises started. He said the reason there are no tables in Maple View store is because 37 there was a state requirement for a commercial type septic system to support that business. 38 Town Commissioner Lloyd left at 10:05pm 39 Chair Jacobs explained more of the history of Maple View. He said this process has 40 lasted over a decade and staff has put in a lot of effort. He said Carrboro has identified only a 41 few things and we are getting hung up on these. He said everyone wants to be protective and 42 cautious. He said, respecting these concerns, there need to be some unified 43 recommendations from planning staff in order to move forward in the near future.